Luxury villas in Tankah
Design, licensing and construction of high-end villas, with remote control for the owner.
Tankah is a quiet bay north of Tulum with coastal cenotes, low density and private homes rather than hotels. A luxury villa here is off-grid, on a reef bay where fresh water flows into the sea, and zero discharge is not optional.
Cenotes that meet the sea
Fresh water from coastal cenotes flows into the bay, which makes any discharge visible and harmful. The villa needs a treatment plant with zero discharge, careful runoff design and cleaning products that belong in the house manual from the start.
Your own power
Most lots are off the CFE network. We design solar with a battery bank sized for air conditioning and pumps, a generator for long cloudy spells, and efficient systems that keep the battery size reasonable.
A dirt road and a bay front
Access is a dirt road off the highway, and front-row lots carry federal frontage with severe salt. We plan deliveries for the dry months, raise the ground floor, specify 316 stainless and coastal glazing and keep demountable structures in the federal strip.
Cost ranges in Tankah
| Project type | MXN/m² | USD/m² |
|---|---|---|
| Full renovation | $15,000–$25,000 | $815–$1,360 |
| New high-end villa | $33,000–$46,000 | $1,800–$2,505 |
| Ultra-luxury, front row | $46,000–$63,000+ | $2,505–$3,435+ |
Tankah sits with the off-grid front-row coast: severe salt, a high water table and the cost of producing your own power and treatment. Freight is easy from Tulum; the systems and the specification make the difference.
How we run a villa at this level
A single contract covers concept, executive design and engineering, filings with the responsible engineer, construction with our own crews, special installations, pool, landscaping and handover with as-built drawings, datasheets and manuals. We coordinate the client’s architect or interior designer where one already exists; we do not insist on also being the authors of the design.
The budget comes out as line items with quantities and unit rates, and every change is priced and signed before it is executed. Payments go against verified progress on site, never against calendar dates.
Remote control and a handover ready to operate
Most of our clients are outside Mexico during construction: a weekly report with dated photographs, a fortnightly video call from site and a live budget available at any time. We work in Spanish, English, German, French, Russian and Chinese.
We hand over an operable house: equipment commissioned, a six-monthly maintenance plan, an inventory of critical spares and, if the property will be rented, the documentation the operator needs from day one. In the restricted zone a bank trust is the usual vehicle, and we coordinate notary and bank in parallel with the works.
The ground in Tankah: what it imposes on the project
- Municipality: Tulum
- Environmental regime: SEMARNAT + ZOFEMAT (federal shoreline concession)
- Ground: coastal limestone and inlet
- Water table: high
- Salt exposure: severe
- Access: dirt road off the federal highway
- Development regime: off-grid, low density
Bay with coastal cenotes: zero discharge and your own power on most lots.
See the 47 mapped zones of the corridor in the zone checker.
Frequently asked questions
Is there electricity in Tankah?
Most lots are not on the CFE network, so villas run on solar with batteries and a backup generator. We size the system for the house you want, including air conditioning.
Why is zero discharge so important in Tankah?
Because coastal cenotes connect the groundwater with the bay. Anything discharged ends up in the water guests swim in. A proper treatment plant is part of the house.
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